Sutton Circuits, Sutton Lane, Sutton in the Elms, Leicestershire, LE9 6QF

Main issues, as the Inspector framed them

• whether the appeal site is a suitable location for the development proposed, having regard to the development plan
• the effect of the proposed development on the character and appearance of the area
• the effect of the development proposed on biodiversity, including Biodiversity Net Gain
• whether a planning obligation is necessary in respect of matters relating to affordable housing, healthcare and highway considerations
• the effect of the proposed development on the economic conditions and sustainability of the area
• if any harm is identified, whether that harm would be outweighed by the alternative holiday lodge development

What decided it

The conflict with the development plan taken as a whole, particularly the unsuitability of the location for permanent residential development requiring car dependency, combined with unacceptable harm to character and appearance and unresolved ecology concerns, significantly and demonstrably outweighed the housing supply benefits even under the tilted balance.

The benefits of housing delivery and specialist housing for the over-50s, together with economic and social benefits, were outweighed by the significant harm to location suitability, character and appearance, biodiversity, and the absence of a completed planning obligation, such that the presumption in favour of sustainable development did not apply.